We instructed a high street lawyer for my conveyancing in Llandough recently. Upon checking the terms of engagement I noteI am responsible for charges even if our purchase aborts. Should I ditch them and choose an internet firm promoting no-sale-no-fee conveyancing in Llandough?

It is usually ‘give and take’ in that if "No Sale No Fee" is offered then the fee levels will tend to be be more expensive to counteract the conveyances that do not go ahead. Also remember that such arrangements generally do not protect you from disbursements such your Llandough conveyancing search costs.

Should our lawyer be raising enquiries about flooding during the conveyancing in Llandough.

Flooding is a growing risk for conveyancers dealing with homes in Llandough. There are those who acquire a property in Llandough, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the premises. There are steps that can be taken during the course of a house purchase to forewarn the buyer.

Solicitors are not qualified to give advice on flood risk, but there are a numerous searches that may be undertaken by the purchaser or by their solicitors which will give them a better appreciation of the risks in Llandough. The conventional set of information given to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the vendor to find out if the property has suffered from flooding. In the event that flooding has previously occurred and is not disclosed by the vendor, then a purchaser may commence a compensation claim as a result of such an incorrect answer. A buyer’s conveyancers will also conduct an environmental report. This will higlight if there is any known flood risk. If so, more detailed inquiries should be initiated.

I decided to have a survey done on a property in Llandough prior to retaining lawyers. I have been informed that there is a flying freehold overhang to the house. Our surveyor has said that some mortgage companies tend refuse to issue a mortgage on a flying freehold property.

It depends who your proposed lender is. Lloyds has different instructions for example to Birmingham Midshires. Should you wish to call us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Llandough. Conveyancing will be smoother if you use a solicitor in Llandough especially if they regularly deal with such properties in Llandough.

Llandough Conveyancing for Leasehold Flats - A selection of Queries Prior to buying

Does the lease include onerous restrictions? How is the lease structured?

Do online conveyancing companies cover everything a local Llandough solicitor does or do I still need to use a solicitor for the final stages for my conveyancing in Llandough?

Where you instruct an online conveyancer they will cover all the tasks your Llandough conveyancer will cover.